What SDA actually funds
SDA funding pays for the dwelling — the physical property, its accessibility features and its ongoing capital costs. It does not pay for support workers, personal care or clinical services. Those are funded separately through Core or Capacity Building supports in your NDIS plan.
The four SDA design categories
Every SDA property is enrolled under one of four design categories set by the NDIS. Your NDIS plan will specify which category you're funded for.
- Improved Liveability — enhanced viewing, hearing and lower-maintenance design for people with sensory, intellectual or cognitive impairment.
- Fully Accessible — designed to eliminate key environmental barriers for people with significant physical impairment.
- Robust — resilient design and materials for people with complex behaviours.
- High Physical Support — significant physical support features and assistive technology for people with the highest support needs.
Who provides SDA
SDA is delivered by registered SDA providers — a mix of private developers, community housing organisations and not-for-profits. Every provider must be enrolled with the NDIS Quality and Safeguards Commission and every dwelling must be enrolled against a design category before SDA funding can flow.
How to find a suitable SDA home
The steps are the same regardless of design category: confirm your funded category, shortlist dwellings that match your practical needs (location, transport, day-program access, family proximity), inspect the property, ask the provider your standard questions, and check that any support arrangements (including any SIL) fit alongside the tenancy.
SDA versus SIL — the common confusion
SDA is the dwelling. SIL is the support. A person may receive SIL in an SDA home, but many SDA participants organise their support independently. Not every SDA property comes with SIL attached, and you often retain choice of SIL provider. See SIL vs SDA for the full comparison.
Information on this page is general only and doesn't replace advice from the NDIA, a registered SDA provider or a support coordinator.
Frequently asked questions
- Is SDA the same as SIL?
- No. SDA refers to the dwelling itself — its design and accessibility features. SIL (Supported Independent Living) is the daily support delivered inside a home and is arranged with a support provider. A person may receive SIL in an SDA home, in another type of accommodation, or not at all.
- Who decides if I'm eligible for SDA funding?
- The National Disability Insurance Agency (NDIA) decides SDA eligibility as part of an NDIS plan. Eligibility is based on assessed extreme functional impairment or very high support needs. A housing platform cannot approve funding or determine eligibility.
- Can I choose where my SDA home is?
- You can choose from any enrolled SDA property with a suitable vacancy. Practical constraints include the design category you're funded for, the location of your supports and family, and whether the provider has an available room that matches your needs.
- What is the difference between SDA design categories?
- There are four categories: Improved Liveability, Fully Accessible, Robust and High Physical Support. Each targets different support needs — see the categories page linked below.